13595 Wyoming Ave · Detroit, MI 48238

$15,000

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 51 Days on market

Built 1955 3,920 sqft lot $20/sqft · 60% below area ↓ 40% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INTERIOR PHOTOS HAVE BEEN ADDED. Roof needs a full replacement and several parts of the interior ceiling will need to be replaced due to leaks. Great opportunity for an investor looking for their next rental or owner occupant looking for a property to fix up that is priced well under market value. Would make a great rental property. Priced to sell quickly. Property needs work and is being sold as-is. Currently occupied, do not approach property without a confirmed appointment.

Key facts

• 3,920 sq ft lot
• Built 1955
• Listed 51 days

Property features AI

Finance

• Other: Property located in Glendale Courts subdivision; Cross streets: E Davison & Wyoming Ave; Directions available: Take E Davison to Wyoming Ave, then take Wyoming Ave north
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Driveway, no garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residential; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Slab foundation; Built area above grade: 754 (square feet)
• Exterior features: Paved road access; Lot dimensions approximately 40 x 101 (0.09 acres)

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom details provided
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No air conditioning
• Interior features: Two total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 62.7% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 37% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 6.82% ✓
• Cap rate: 62.66%
• Cash-on-cash: 201.30%
• DSCR: 9.96
• GRM: 1.2

CMA / ARV

• ARV (median comp): $37,251
• List price: $15,000
• Delta: -59.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13918 Pinehurst St	0.32mi	2/1.0	713 (-5%)	17mo	$34,000	$48	62
14284 Kentucky St	0.39mi	2/1.0	825 (+9%)	8mo	$27,000	$33	59
14611 Washburn St	0.65mi	2/1.0	790 (+5%)	10mo	$34,900	$44	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.90×
• Total profit: $45,793
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 27.74×
• Total profit: $112,313
• Equity at exit: $1,297

Cash invested: $4,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $705

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 26%

Sensitivity live

Price	-10% $715	-5% $710	+0% $705	+5% $699	+10% $694
Rent	-10% $624	-5% $664	+0% $705	+5% $745	+10% $785
Rate	-1.0pp $712	-0.5pp $708	base $705	+0.5pp $701	+1.0pp $697

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.54mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.54mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	0.68mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	0.69mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.70mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.84mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	24d	4	0.88mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.89mi
12728 Monica St Unit 2 Detroit, MI	1.0	1.0	620	$750	$1.21	44d	1	0.90mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.93mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	1.00mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	18d	1	1.00mi
11411 Wyoming Ave Apt 205 Detroit, MI	1.0	1.0	800	$1,000	$1.25	11d	1	1.02mi
11411 Wyoming Ave Unit 102 Detroit, MI	1.0	1.0	600	$925	$1.54	44d	1	1.02mi
11411 Wyoming Ave Detroit, MI	1.0	1.0	750	$850	$1.13	24d	1	1.02mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.09mi
12775 Plymouth Rd Apt 23 Detroit, MI	1.0	1.0	650	$605	$0.93	44d	1	1.09mi
12775 Plymouth Rd Apt 11 Detroit, MI	1.0	1.0	725	$635	$0.88	44d	1	1.09mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	1.11mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.17mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.20mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.21mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.21mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	44d	1	1.24mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	1.26mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	1.26mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	24d	1	1.26mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.27mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.27mi
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.27mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	44d	1	1.28mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	44d	1	1.28mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	24d	1	1.29mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.30mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.30mi
14881 Schaefer Hwy Detroit, MI	1.0	1.0	530	$782	$1.48	2d	4	1.31mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	1.32mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.34mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.34mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $15,000 Active 51 DOM
2. 2026-06-17
   days on market $15,000 Active 50 DOM
3. 2026-06-15
   days on market $15,000 Active 48 DOM
4. 2026-06-13
   days on market $15,000 Active 46 DOM
5. 2026-06-13
   days on market $15,000 Active 45 DOM
6. 2026-06-09
   days on market $15,000 Active 42 DOM
7. 2026-06-08
   days on market $15,000 Active 41 DOM
8. 2026-06-07
   days on market $15,000 Active 40 DOM
9. 2026-06-04
   days on market $15,000 Active 37 DOM
10. 2026-06-03
    days on market $15,000 Active 36 DOM

    Show marketing remark (481 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED. Roof needs a full replacement and several parts of the interior ceiling will need to be replaced due to leaks. Great opportunity for an investor looking for their next rental or owner occupant looking for a property to fix up that is priced well under market value. Would make a great rental property. Priced to sell quickly. Property needs work and is being sold as-is. Currently occupied, do not approach property without a confirmed appointment.

11. 2026-06-02
    remarks 481-char remark
12. 2026-06-02
    pricedays on market $15,000 Active 35 DOM
13. 2026-06-01
    days on market $19,950 Active 34 DOM
14. 2026-05-31
    days on market $19,950 Active 33 DOM
15. 2026-05-11
    price $19,950 337-char remark

    Show marketing remark (481 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED. Roof needs a full replacement and several parts of the interior ceiling will need to be replaced due to leaks. Great opportunity for an investor looking for their next rental or owner occupant looking for a property to fix up that is priced well under market value. Would make a great rental property. Priced to sell quickly. Property needs work and is being sold as-is. Currently occupied, do not approach property without a confirmed appointment.

16. 2026-05-11
    price $19,950 337-char remark

    Show marketing remark (481 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED. Roof needs a full replacement and several parts of the interior ceiling will need to be replaced due to leaks. Great opportunity for an investor looking for their next rental or owner occupant looking for a property to fix up that is priced well under market value. Would make a great rental property. Priced to sell quickly. Property needs work and is being sold as-is. Currently occupied, do not approach property without a confirmed appointment.

17. 2026-04-27
    listed $25,000 Active 337-char remark

    Show marketing remark (481 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED. Roof needs a full replacement and several parts of the interior ceiling will need to be replaced due to leaks. Great opportunity for an investor looking for their next rental or owner occupant looking for a property to fix up that is priced well under market value. Would make a great rental property. Priced to sell quickly. Property needs work and is being sold as-is. Currently occupied, do not approach property without a confirmed appointment.

18. 2026-04-27
    listed $25,000 Active 337-char remark

    Show marketing remark (481 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED. Roof needs a full replacement and several parts of the interior ceiling will need to be replaced due to leaks. Great opportunity for an investor looking for their next rental or owner occupant looking for a property to fix up that is priced well under market value. Would make a great rental property. Priced to sell quickly. Property needs work and is being sold as-is. Currently occupied, do not approach property without a confirmed appointment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,277
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$436
• Taxable income: $8,736
• Est. tax owed @ 24.0%: −$2,097
• After-tax cash flow: $6,358/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-40.0% since first listed

6 events — show timeline

• 2026-06-03 Price Changed $15,000 MiRealSource-MiMLS
• 2026-06-02 Price Changed $15,000 REALCOMP
• 2026-05-11 Price Changed $19,950 MiRealSource-MiMLS
• 2026-05-11 Price Changed $19,950 REALCOMP
• 2026-04-27 Listed $25,000 REALCOMP
• 2026-04-27 Listed $25,000 MiRealSource-MiMLS

Property tax history

+5.6%/yr

Latest (2025): $911 · +43.2% YoY. Source: county tax records.